Call for Sites Form

Form ID: 1326

Other (please specify)

Please contact the agent: Amanda Sutton, Neame Sutton Ltd

Yes

Land East of Clapham Road, Clapham, Bedford 43 ha

Map 1233
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Agricultural

Residential

Leisure / gymnasium / Residential

Employment / Education

B1/Residential /Hotel

No

Housing

Housing , Employment

The site is large enough for circa 1500 units

Family houses

No answer given

35 dph (gross)

Market housing - Owner occupied , Market housing - Private rented housing , Affordable Housing - Affordable rent , Affordable Housing - Shared ownership

No answer given

No answer given

Nothing chosen

No answer given

B8 Storage and Distribution

TBC

No answer given

No answer given

No answer given

No answer given

No answer given

No answer given

The current access is unsuitable/requires improvement

Access to the Highway network could be gained at a number of points where the site adjoins the Highway

Yes

No

No

No

350

500

650

No answer given

2023. On grant of permission (Development could be phased) If the whole site was to be delivered then a phased approach would be agreed with the Council. The delivery timetable set out to the left provides a broad indication of the type of phasing based on a conservative delivery estimate and assuming two outlets with affordable housing delivery each achieving 50 dpa. In reality a higher level of delivery could be achieved particularly if a third outlet was to be included.

De Merke is committed to achieving an environmentally sustainable form of development. The site offers the potential to achieve high quality sustainable design and construction minimising energy use and applying low carbon technologies to achieve a building design standard that exceeds current Building Regulation requirements and moves towards zero carbon. Opportunities also exist for the include of home working and other flexible space to respond to changes in work patterns that have been accelerated by the recent national lockdown following the COVID-19 pandemic. As a greenfield location the site also offers the potential for biodiversity net gain and other measures to improve the environment to the benefit of the wider community. The detail of any proposals will follow as part of any future planning application proposal.

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43.56

Above

Site not in accordance with the emerging development strategy

Exclude from further assessment

Nothing chosen

Nothing chosen

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

+ The site is not within or adjoining the air quality management area.

+ The site is not within or adjoining a site of nature conservation importance

xx Protected species recorded on the site

? Uncertain or insufficient information

+ The site is within or adjoining the green infrastructure opportunity network and able to enhance the network.

+ Opportunity area for 3 or more ecosystem services covers less than 25% of the site.

0 No renewable energy generation scheme included and efficiency standards that meet normal standards.

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk.

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

x The proposal has the potential to cause harm to heritage assets. This harm may range from low to high. There may be options to avoid, reduce or mitigate this harm and where sites have not been ruled out altogether for other reasons, further assessment will be undertaken to more fully explore impacts on significance and options for harm reduction and mitigation. This further assessment may ultimately lead to the conclusion that the site should not be allocated.

+ Proposal includes permanent economic and employment opportunities.

0 Proposal does not include a main town centre use.

x The proposal does not include and is not within 400m walking distance of a publicly accessible open space.

+ The proposal includes or is within 800m of a publicly accessible sports facility.

? It is uncertain what effect the proposal is likely to have on the landscape / more information is required.

+ The site adjoins a defined settlement policy area or the built form of a small settlement.

x The site is not previously developed land as defined in the NPPF.

? The classification of the site is not known or it is not clear whether is classified as grade 3a or 3b.

0 The site is located within a source protection zone but the proposed use is unlikely to be a risk to water supplies.

+ The site is within flood zone 1 (areas that have been shown to be at less than 0.1% chance of flooding in any year).

+ The site is likely to provide a mix of housing and include affordable housing.

x The development will not meet identified needs eg elderly, care, travellers.

+ The site is within 800m of a facility where cultural or social activities can be accessed.

0 Neutral.

+ The development is likely to increase public surveillance or increase activity.

? The site is within or adjoining a defined settlement policy area or within the built form of a small settlement.

+ A site accessibility score of 6 is recorded where 6 is 11 – 20 minutes’ walk.

++ A site accessibility score of 8 is recorded where 8 is 0 – 10 minutes’ walk

+ The site is within 10 minutes’ walk of a bus stop with a regular bus service (at least hourly) which enables travel 8am-6pm Monday to Friday to a major employer or it is possible to walk to a major employer within 10 minutes.

? Potential access requiring mitigation

? Potential capacity problem requiring mitigation

The main access proposed off of Clapham Road would be suitable for the bulk of the traffic provided an adequate junction is built, most likely a roundabout to assist with traffic flow. The secondary access proposed off of Green Lane could be adequate for a small number of houses, but it should be restricted to a small section of the site and no more to prevent congestion on Green Lane. With a site of this size it is likely that additional congestion will result, this could be partly mitigated by installling a roundabout at the main access point to manage traffic flows. There will also be cumulative impacts from the various other developments proposed in Clapham. There are bus stops available on High Street approx 500m away where the 51 bus provides a half hourly service to Bedford and the 50 provides an additional hourly service to Bedford. At both proposed access points there is an adequate pavement on the opposite side of the road only. The pavement on Clapham Road is a shared cycle/pedestrian path. A Transport Assessment should be produced to assess the significant impact this and nearby large developments will have on local networks. Significant works will be needed at the main access point, most likely the construction of a roundabout at the entrance on Clapham Road to manage traffic flow to/from the site. The Green Lane access should be restricted to a small number of homes in the development to prevent congestion there. Due to the large size of the site, it would be beneficial for one or both of the 50 or 51 buses that pass along Clapham Road to stop at the site. Include pedestrian crossings at both access points to access the existing pavements from the site. On Clapham Rd, the crossing would be best as a Toucan crossing which would allow safe crossing for both pedestrians and cycles to access the existing shared path. Reduce the speed limit on Clapham Road outside the side from 40 to 30mph.

Nothing chosen

no noise concerns for housing but if other uses were considered the may affect existing residential

Site does not fall within the boundary of a MSA.

The site has been excluded from further assessment at Stage 1 because its location is not in accordance with the development strategy.